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HomeMy WebLinkAboutS-1407 Staff AnalysisFILE NO.: S-1407 NAME: Oxford Pointe Subdivision Preliminary Plat LOCATION: On West 57th Street, 2 Blocks east of Geyer Springs Road DEVELOPER: Mystery Properties P.O. Box 56403 Little Rock, AR 72215 ENGINEER: McGetrick and McGetrick Engineers 309 President Clinton Avenue Little Rock, AR 72201 AREA: 4.714 acres NUMBER OF LOTS: 19 FT. NEW STREET: 540 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 13 — 65th Street East CENSUS TRACT: 21.02 VARIANCES/WAIVERS REQUESTED: A variance to allow double frontage lots for Lots 9 and 10. A. PROPOSAUREQUEST: The development consists of 4.714 acres, located on West 57th Street, two blocks east of Geyer Springs Road. The property is currently zoned R-2, Single- family and the applicant proposes to subdivide this tract into a 19 lot single-family subdivision. The proposed development will add 540 linear feet of new street FILE NO.: S-1407 (Cont. and end in a cul-de-sac taking no access to West 59th Street. The development will be constructed in one phase. The applicant has indicated a platted building line of 25-feet along the street property line as required by the City of Little Rock Subdivision Ordinance Section 31-256. The applicant has also indicated a 25-foot platted building line along with a 10-foot restricted access easement for the two lots adjacent to West 57 Street to ensure no vehicle access will be allowed to limit the number of curb cuts on West 57th Street. The applicant is requesting a variance from the Subdivision Ordinance [Section 31-232(d)] to allow two of the nineteen lots to develop as double frontage lots. The applicant has indicated a ten foot restricted access easement to ensure nc vehicle access will be allowed on to West 59th Street. B. EXISTING CONDITIONS: The northern portion of the site is vacant and the southern portion has two homes located along West 59th Street. There is a large church located northwest of the site and single-family homes located along West 57t4 Street to the northeast. There is a newly developing single-family subdivision located on the north side of West 57th Street at Freeland. South of the site is a C-3 zoned parcel containing a mobile home park. The areas to the east and west are developed as single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents concerning the proposed development. The Geyer Springs Neighborhood Association, the Wakefield Neighborhood Association, Southwest United for Progress and all abutting property owners were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Proposed Oxford Run Court should have a minimum street width of 24-feet. There appears to be a discrepancy in the drawing as to curb and sidewalk location. 2. The cul-de-sac diameter should be 100-feet for the right-of-way, with 80-feet to the back of curb. 3. Easements for proposed storm water detention facilities are required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. 2 FILE NO.: S-1407 (C Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Street widths are required to meet the Master Street Plan requirement. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Pat McGetrick was present representing the applicant. Staff presented an overview of the proposed preliminary plat indicating additional items needed to be shown on the proposed preliminary plat. Staff requested the applicant provide a phasing plan, if applicable. Staff also requested the applicant provide a 10-foot restrictive access easement along West 57th Street for Lots 1 and 19 and Lots 9, 10 and 11 along West 59th Street. Staff also noted Lots 9, 10 and 11 would result in a variance; the creation of double frontage lots. Mr. McGetrick stated he would verify right-of-way for West 59th Street. He stated he did not think right -of --way for West 59th Street was in place for the entire length. Public Works comments were addressed. Staff stated Oxford Run Court should have a minimum street width of 24-feet. Staff also stated there appeared to be a discrepancy in the drawing as to curb and sidewalk location. Mr. McGetrick stated he would increase the pavement width and correct the discrepancy with FILE NO.: S-1407 (Cont. regard to the curb and sidewalk location. Staff noted the comment concerning the cul-de-sac diameter. Mr. McGetrick stated he could correct the diameter to 100-feet of right-of-way with 80-feet to the back of curb. Comments from Central Arkansas Water, the Fire Department and Wastewater were noted. Mr. McGetrick stated their comments would be addressed as well. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the November 6, 2003 Subdivision Committee meeting. The applicant has indicated a minimum street width of 24-feet and corrected the location of the sidewalk and curb location on the proposed drawing. The applicant has also increased the cul-de-sac diameter to 100-feet of right-of-way and increased the pavement width to 80-feet back of curb to back of curb. The applicant has also indicated a 10-foot restrictive access easement of 10-feet along West 57th Street and West 591h Street. The restrictive access easement along West 57th Street will limit the driveway location near the intersection of West 57th Street and Oxford Run Court. The applicant has indicated right-of-way for West 59th Street is in place along Lots 9 and 10. This will require a variance from the Subdivision Ordinance to allow the creation of double frontage lots [Section 31-232(d)]. The applicant has indicated a restrictive access easement along the rear of the proposed lots. Staff is supportive of the requested variance to allow the creation of double frontage lots as proposed. The applicant is proposing the average lot size to be sixty -feet (60) by one hundred forty-three (143) feet or 8,580 square feet. The proposed lot size is more than adequate to meet the minimum requirements of the Subdivision Ordinance (a minimum of sixty (60) feet by one hundred (100) feet and a minimum of 7000 square feet). Staff is supportive of the proposed lot size and configuration. The applicant has indicated detention on the proposed plat (contained within Lot 9) and has identified the detention basin area. The applicant has not however indicated the detention basin and outfall line as an easement. Staff recommends the applicant more clearly show and label the detention basin and appropriate easements. Staff feels the size of Lot 9 will more than adequately handle the detention basin along with all required easements and allow sufficient room for future construction. The applicant has indicated the development will be constructed in one stage or phase. All street work and infrastructure will be placed prior to final platting. Staff is supportive of the proposed phasing plan of the development. 4 FILE NO.: S-1407 (Cont. To Staffs knowledge there are no outstanding issues associated with the proposed request. I. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the requested variance from the Subdivision Ordinance to allow the creation of double frontage lots for Lots 9 and 10. Staff recommends the applicant clearly label the detention area and appropriate easements. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff stated the Geyer Springs Neighborhood Association had indicated support of the proposed preliminary plat subject to compliance with the conditions outlined in the staff report. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation of approval of the requested variance from the Subdivision Ordinance to allow the creation of double frontage lots for Lots 9 and 10 and Staff recommended the applicant clearly label the detention area and appropriate easements. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 Recuse (Commissioner Fred Allen). December 4, 2003 ITEM NO.: 5 NAME: Oxford Pointe Subdivision Preliminary Plat FILE NO.: S-1407 LOCATION: On West 57th Street, 2 Blocks east of Geyer Springs Road DEVELOPER: Mystery Properties P.O. Box 56403 Little Rock, AR 72215 ENGINEER: McGetrick and McGetrick Engineers 309 President Clinton Avenue Little Rock, AR 72201 AREA: 4.714 acres NUMBER OF LOTS: 19 FT. NEW STREET: 540 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 13 — 65th Street East CENSUS TRACT: 21.02 VARIANCESMAIVERS REQUESTED: A variance to allow double frontage lots for Lots 9 and 10. A. PROPOSAL/REQUEST: The development consists of 4.714 acres, located on West 57th Street, two blocks east of Geyer Springs Road. The property is currently zoned R-2, Single- family and the applicant proposes to subdivide this tract into a 19 lot single-family subdivision. The proposed development will add 540 linear feet of new street December 4, 2003 SUBDIVISION ITEM NO.: 5 FILE NO.: S-1407 and end in a cul-de-sac taking no access to West 59th Street. The development will be constructed in one phase. The applicant has indicated a platted building line of 25-feet along the street property line as required by the City of Little Rock Subdivision Ordinance Section 31-256. The applicant has also indicated a 25-foot platted building line along with a 10-foot restricted access easement for the two lots adjacent to West 57 Street to ensure no vehicle access will be allowed to limit the number of curb cuts on West 57th Street. The applicant is requesting a variance from the Subdivision Ordinance [Section 31-232(d)] to allow two of the nineteen lots to develop as double frontage lots. The applicant has indicated a ten foot restricted access easement to ensure nc vehicle access will be allowed on to West 59th Street. B. EXISTING CONDITIONS: The northern portion of the site is vacant and the southern portion has two homes located along West 59th Street. There is a large church located northwest of the site and single-family homes located along West 57th Street to the northeast. There is a newly developing single-family subdivision located on the north side of West 57th Street at Freeland. South of the site is a C-3 zoned parcel containing a mobile home park. The areas to the east and west are developed as single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents concerning the proposed development. The Geyer Springs Neighborhood Association, the Wakefield Neighborhood Association, Southwest United for Progress and all abutting property owners were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Proposed Oxford Run Court should have a minimum street width of 24-feet. There appears to be a discrepancy in the drawing as to curb and sidewalk location. 2. The cul-de-sac diameter should be 100-feet for the right-of-way, with 80-feet to the back of curb. 3. Easements for proposed storm water detention facilities are required. December 4, 2003 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: S-1407 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Street widths are required to meet the Master Street Plan requirement. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES[TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Pat McGetrick was present representing the applicant. Staff presented an overview of the proposed preliminary plat indicating additional items needed to be shown on the proposed preliminary plat. Staff requested the applicant provide a phasing plan, if applicable. Staff also requested the applicant provide a 10-foot restrictive access easement along West 57th Street for Lots 1 and 19 and Lots 9, 10 and 11 along West 59th Street. December 4, 2003 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: S-1407 Staff also noted Lots 9, 10 and 11 would result in a variance; the creation of double frontage lots. Mr. McGetrick stated he would verify right-of-way for West 59th Street. He stated he did not think right-of-way for West 59th Street was in place for the entire length. Public Works comments were addressed. Staff stated Oxford Run Court should have a minimum street width of 24-feet. Staff also stated there appeared to be a discrepancy in the drawing as to curb and sidewalk location. Mr. McGetrick stated he would increase the pavement width and correct the discrepancy with regard to the curb and sidewalk location. Staff noted the comment concerning the cul-de-sac diameter. Mr. McGetrick stated he could correct the diameter to 100-feet of right-of-way with 80-feet to the back of curb. Comments from Central Arkansas Water, the Fire Department and Wastewater were noted. Mr. McGetrick stated their comments would be addressed as well. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the November 6, 2003 Subdivision Committee meeting. The applicant has indicated a minimum street width of 24-feet and corrected the location of the sidewalk and curb location on the proposed drawing. The applicant has also increased the cul-de-sac diameter to 100-feet of right-of-way and increased the pavement width to 80-feet back of curb to back of curb. The applicant has also indicated a 10-foot restrictive access easement of 10-feet along West 57th Street and West 59th Street. The restrictive access easement along West 57th Street will limit the driveway location near the intersection of West 57th Street and Oxford Run Court. The applicant has indicated right-of-way for West 59th Street is in place along Lots 9 and 10. This will require a variance from the Subdivision Ordinance to allow the creation of double frontage lots [Section 31-232(d)]. The applicant has indicated a restrictive access easement along the rear of the proposed lots. Staff is supportive of the requested variance to allow the creation of double frontage lots as proposed. The applicant is proposing the average lot size to be sixty -feet (60) by one hundred forty-three (143) feet or 8,580 square feet. The proposed lot size is more than adequate to meet the minimum requirements of the Subdivision Ordinance (a minimum of sixty (60) feet by one hundred (100) feet and a minimum of 7000 square feet). Staff is supportive of the proposed lot size and configuration. 4 December 4, 2003 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1407 The applicant has indicated detention on the proposed plat (contained within Lot 9) and has identified the detention basin area. The applicant has not however indicated the detention basin and outfall line as an easement. Staff recommends the applicant more clearly show and label the detention basin and appropriate easements. Staff feels the size of Lot 9 will more than adequately handle the detention basin along with all required easements and allow sufficient room for future construction. The applicant has indicated the development will be constructed in one stage or phase. All street work and infrastructure will be placed prior to final platting. Staff is supportive of the proposed phasing plan of the development. To Staffs knowledge there are no outstanding issues associated with the proposed request. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the requested variance from the Subdivision Ordinance to allow the creation of double frontage lots for Lots 9 and 10. Staff recommends the applicant clearly label the detention area and appropriate easements. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff stated the Geyer Springs Neighborhood Association had indicated support of the proposed preliminary plat subject to compliance with the conditions outlined in the staff report. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation of approval of the requested variance from the Subdivision Ordinance to allow the creation of double frontage lots for Lots 9 and 10 and Staff recommended the applicant clearly label the detention area and appropriate easements. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 Recuse (Commissioner Fred Allen).